Owners should do homework before appealing property taxes

GENESEE COUNTY, Michigan -- Want to get your taxes lowered? You're not the only one.

Local boards of review -- which hear homeowners' appeals of their property taxes -- expect to hear from lots of us this week.

The best tip for actually getting a tax break: Be prepared.

"Just do your homework," said Arden O'Neill, president of Associated Appraisal Service Inc. in Burton and a member of Grand Blanc Township's Board of Review for 33 years.

"Almost everybody who walks in the door says their taxes are too high, which we agree with," he said.

But to effectively make your case, O'Neill suggests bringing a tax appeal appraisal (which would cost about $300) and sales data of houses in your neighborhood that are comparable in size to your own home.

To find sales prices, you could ask your real estate agent or try your municipality's assessment office for a list of comparable sales they have for your neighborhood.

"The more documentation the people take (to a Board of Review), the better," said Terry Hanson, executive director of the Genesee Landlords Association based in Flint.

Hanson said he's planning to take cases to Flint's Board of Review this week on about 10 rental homes he owns in the city, plus his own residence.

Flint Journal extrasBoard of Review

Here are dates and times when you can state your case if you feel your home is overassessed. Some days have been filled with appointments.

• Atlas Township/Goodrich: 1-4 p.m. and 6-9 p.m. Tuesday and March 17; 9 a.m.-noon and 2-5 p.m. Wednesday, March 16 and March 18.

Hanson, who said he's had a success rate of about 60 percent with past property tax appeals, said taxpayers should get comparable data, drive and look at the other houses and compare them to their own home.

Hanson said he's owned many of the rental homes for more than 10 years and that while the taxable values on the homes remain lower than the state equalized values, or SEVs, the taxable values still have gone up too much.

He's hoping to get the SEV lowered to less than the taxable value to get a property tax reduction.

Chris Del Morone, one of nine Flint Board of Review members, said that even if a taxpayer doesn't have all the documents needed, such as an appraisal, he or she should still show up this week to reserve the right to appeal to the state.

"If there's a question of damage to their property, they would want to bring in photos," he said.

Some boards of review have added days to their schedule to listen to taxpayers' pleas, most of which are to lower SEVs.

Most municipalities require appointments, but letters often are accepted. Poverty exemptions also are being considered.

A workshop held late last month in Grand Blanc Township by state Rep. Paul Scott, R-Grand Blanc, drew a crowd of more than 300 people who wanted information on how to appeal tax assessments.

Grand Blanc Township Assessor Peggy Nolde said she expects about the same number of taxpayers to appeal to the Board of Review as last year.

The board heard from 106 taxpayers in person last year and received an additional 100 letters. The township also handled other appeals that were sent to the Michigan Tax Tribunal.

But don't expect an immediate answer on your appeal.

Flint Journal extrasLearn more

• State Rep. Paul Scott, R-Grand Blanc, has a brochure on how to effectively appeal your property tax assessment at www.gophouse.com/scott.htm.

Why your property taxes go up when your home is worth less

Genesee County's home values are down an average of 11.1 percent this year, according to the county equalization director.

While that is providing some taxpayers a little relief on their property tax bills, many who have been in their houses for years could actually see their property taxes jump, even though their home is worth considerably less than it was a year ago.

State law allows your house's taxable value to increase by the rate of inflation or 5 percent, whichever is lowest, until your taxable value and state equalized value are the same.

The inflation rate is 4.4 percent for 2009.

O'Neill said the board makes its decisions during a later work session.

"(We) go through each subdivision, one tax record at a time, in order to give everybody a fair shake," he said.

And keep in mind that if your appeal is denied, you still have the right to file an appeal with the Michigan Tax Tribunal.